Planning Committee 20/02/2019 Schedule Item No.2
Ref : 185158REM
Address: Southall Gas Works Site, The Straight, Southall, Middlesex UB1 1QX
Ward: Southall Broadway
Proposal: Application for the approval of Reserved Matters pursuant to planning permission 171562VAR dated 16/10/2017 for mixed use redevelopment of former gasworks site condition 2 pertaining to the second phase of development (“Phase B”) for 897 new homes (market and affordable), 3,870 sqm A1 retail use; 732 sqm A1 retail food use; 824 sqm A3 restaurant use; 598 sqm A4 pub/bar use; 1,495 sqm B1 office use; 2,221 sqm D2 cinema use and 5,987 sqm C1 hotel use with associated parking, soft and hard landscaped public spaces and private amenity spaces. Matters to be determined are layout, scale, appearance and landscaping
Drawing numbers/plans: As set out in condition 2.
Type of Application: Reserved Matters
Application Received: 14/11/2018 Revised: 12/12/2018
Report by: Paul Ricketts
Recommendation: Grant planning permission subject to 1. Conditions of consent
Executive Summary:
This planning application seeks permission for the approval of reserved matters in respect of the second phase of development (Phase B) as required under condition 2 of planning permission reference 171562VAR dated 16th October 2017 dealing with the matters of layout, scale, appearance and landscaping. Phase B seeks to deliver 897 new homes (market and affordable), 3,870 sqm A1 retail use; 732 sqm A1 retail food use; 824 sqm A3 restaurant use; 598 sqm A4 pub/bar use; 1,495 sqm B1 office use; 2,221 sqm D2 cinema use and 5,987 sqm C1 hotel use with associated parking, soft and hard landscaped public spaces and private amenity spaces.
The key elements of the scheme as they relate to urban design, residential amenity quality, impact on neighbouring residential occupiers in Grange Road, Lewis Road and the Water Tower, affordable housing provision, highways, transport, parking, environmental health, Section 106 and Community Infrastructure Levy matters have had their merits assessed in accordance with the development plan policies and any other material planning considerations.
There have been no objections from third parties. It is therefore recommended that planning permission be Approved with Conditions.
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Planning Committee 20/02/2019 Schedule Item No.2
Recommendation:
(a) GRANT full planning permission subject to the following conditions and informatives
Subject to the following conditions and reasons for conditions: -
Conditions:
1. The development permitted shall be begun before the expiration of three years from the date of this permission.
Reason: In order to comply with the provisions of the Town and Country Planning Act 1990 (as amended).
Approved plans
2. The development hereby permitted shall be carried out in accordance with the following approved plans A725‐E02-B0-XX-LVB-A-PL-0900 Revision P5; A725‐E02-B0-XX-LVB-A- PL-0901 Revision P5; A725‐E02-B0-B1-LVB-A-PL-0100 Revision P18; A725‐E02-B0-00- LVB-A-PL-0101 Revision P19; A725‐E02-B0-01-LVB-A-PL-0102 Revision P16; A725‐E02- B0-02-LVB-A-PL-0103 Revision P10; A725‐E02-B0-03-LVB-A-PL-0104 Revision P19; A725‐ E02-B0-04-LVB-A-PL-0105 Revision P10; A725-E02-B0-05-LVB-A-PL-0106 Revision P10; A725-E02-B0-06-LVB-A-PL-0107 Revision P18; A725-E02-B0-07-LVB-A-PL-0108 Revision P14; A725-E02-B0-08-LVB-A-PL-0109 Revision P10; A725-E02-B0-09-LVB-A-PL-0110 Revision P14; A725-E02-B0-10-LVB-A-PL-0111 Revision P10; A725-E02-B0-11-LVB-A-PL- 0112 Revision P10; A725-E02-B0-12-LVB-A-PL-0113 Revision P11; A725-E02-B0-13-LVB- A-PL-0114 Revision P10; A725-E02-B0-14-LVB-A-PL-0115 Revision P10; A725-E02-B0-15- LVB-A-PL-0116 Revision P10; A725-E02-B0-16-LVB-A-PL-0117 Revision P13; A725-E02- B0-17-LVB-A-PL-0118 Revision P10; A725-E02-B0-18-LVB-A-PL-0119 Revision P10; A725- E02-B0-19-LVB-A-PL-0120 Revision P10; A725-E02-B0-RF-LVB-A-PL-0121 Revision P6; A725‐E02-B0-B1-LVB-A-PL-0150 Revision P4; A725‐E02-B0-B1-LVB-A-PL-0151 Revision P4; A725-E02-BAB-00-LVB-A-PL-0200 Revision P11; A725-E02-BAB-01-LVB-A-PL-0201 Revision P12; A725-E02-BAB-02-LVB-A-PL-0202 Revision P11; A725-E02-BAB-03-LVB-A- PL-0203 Revision P10; A725-E02-BAB-04-LVB-A-PL-0204 Revision P10; A725-E02-BAB- 05-LVB-A-PL-0205 Revision P12; A725-E02-BAB-06-LVB-A-PL-0206 Revision P8; A725- E02-BAB-07-LVB-A-PL-0207 Revision P8; A725-E02-BAB-08-LVB-A-PL-0208 Revision P8; A725-E02-BAB-09-LVB-A-PL-0209 Revision P8; A725-E02-BAB-10-LVB-A-PL-0210 Revision P8; A725-E02-BAB-11-LVB-A-PL-0211 Revision P8; A725-E02-BAB-12-LVB-A-PL- 0212 Revision P8; A725-E02-BAB-13-LVB-A-PL-0213 Revision P8; A725-E02-BAB-14-LVB- A-PL-0214 Revision P8; A725-E02-BAB-15-LVB-A-PL-0215 Revision P8; A725-E02-BAB- 16-LVB-A-PL-0216 Revision P10; A725-E02-BAB-17-LVB-A-PL-0217 Revision P8; A725- E02-BAB-18-LVB-A-PL-0218 Revision P8; A725-E02-BAB-19-LVB-A-PL-0219 Revision P10; A725-E02-BAB-RF-LVB-A-PL-0220 Revision P8; A725-E02-BCDEF1-00-LVB-A-PL- 0300 Revision P4; A725-E02-BCDEF1-01-LVB-A-PL-0301 Revision P4; A725-E02- BCDEF1-02-LVB-A-PL-0302 Revision P4; A725-E02-BCDEF1-03-LVB-A-PL-0303 Revision P3; A725-E02-BCDEF1-04-LVB-A-PL-0304 Revision P3; A725-E02-BCDEF1-05-LVB-A-PL- 0305 Revision P3; A725-E02-BCDEF1-06-LVB-A-PL-0306 Revision P3; A725-E02- BCDEF1-07-LVB-A-PL-0307 Revision P3; A725-E02-BCDEF1-08-LVB-A-PL-0308 Revision P3; A725-E02-BCDEF1-09-LVB-A-PL-0309 Revision P3; A725-E02-BD-ELE-LVB-A-ELE- 3120 Revision P4; A725-E02-BFG-00-LVB-A-PL-0400 Revision P10; A725-E02-BFG-01- LVB-A-PL-0401 Revision P10; A725-E02-BFG-02-LVB-A-PL-0402 Revision P8; A725-E02- BFG-03-LVB-A-PL-0403 Revision P9; A725-E02-BFG-04-LVB-A-PL-0404 Revision P11; A725-E02-BFG-05-LVB-A-PL-0405 Revision P9; A725-E02-BFG-06-LVB-A-PL-0406
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Revision P11; A725-E02-BFG-07-LVB-A-PL-0407 Revision P9; A725-E02-BFG-08-LVB-A- PL-0408 Revision P9; A725-E02-BFG-09-LVB-A-PL-0409 Revision P9; A725-E02-BFG-10- LVB-A-PL-0410 Revision P9; A725-E02-BFG-11-LVB-A-PL-0411 Revision P9; A725-E02- BFG-12-LVB-A-PL-0412 Revision P11; A725-E02-BFG-12-LVB-A-PL-0413 Revision P10; A725-E02-BFG-RF-LVB-A-PL-0414 Revision P8; A725-E02-BH-00-LVB-A-PL-0500 Revision P11; A725-E02-BH-01-LVB-A-PL-0501 Revision P11; A725-E02-BH-02-LVB-A-PL- 0502 Revision P9; A725-E02-BH-03-LVB-A-PL-0503 Revision P9; A725-E02-BH-04-LVB-A- PL-0504 Revision P9; A725-E02-BH-05-LVB-A-PL-0505 Revision P9; A725-E02-BH-06- LVB-A-PL-0506 Revision P11; A725-E02-BH-07-LVB-A-PL-0507 Revision P11; A725-E02- BH-08-LVB-A-PL-0508 Revision P9; A725-E02-BH-09-LVB-A-PL-0509 Revision P9; A725- E02-BH-10-LVB-A-PL-0510 Revision P9; A725-E02-BH-11-LVB-A-PL-0511 Revision P9; A725-E02-BH-12-LVB-A-PL-0512 Revision P11; A725-E02-BH-13-LVB-A-PL-0513 Revision P10; A725-E02-BH-RF-LVB-A-PL-0514 Revision P8; A725-E02-BIJ-00-LVB-A-PL-0600 Revision P11; A725-E02-BIJ-01-LVB-A-PL-0601 Revision P11; A725-E02-BIJ-02-LVB-A-PL- 0602 Revision P11; A725-E02-BIJ-03-LVB-A-PL-0603 Revision P9; A725-E02-BIJ-04-LVB- A-PL-0604 Revision P9; A725-E02-BIJ-05-LVB-A-PL-0605 Revision P9; A725-E02-BIJ-06- LVB-A-PL-0606 Revision P11; A725-E02-BIJ-07-LVB-A-PL-0607 Revision P11; A725-E02- BIJ-08-LVB-A-PL-0608 Revision P11; A725-E02-BIJ-09-LVB-A-PL-0609 Revision P9; A725- E02-BIJ-10-LVB-A-PL-0610 Revision P9; A725-E02-BIJ-11-LVB-A-PL-0611 Revision P9; A725-E02-BIJ-12-LVB-A-PL-0612 Revision P9; A725-E02-BIJ-13-LVB-A-PL-0613 Revision P9; A725-E02-BIJ-RF-LVB-A-PL-0614 Revision P8; A725-E02-BG-ELE-LVB-A-ELE-3160 Revision P7; A725-E02-BG-ELE-LVB-A-ELE-3161 Revision P7; A725-E02-BG-SEC-LVB-A- SEC-4160 Revision P7; A725-E02-BH-ELE-LVB-A-ELE-3170 Revision P8; A725-E02-BH- ELE-LVB-A-ELE-3171 Revision P8; A725-E02-BH-ELE-LVB-A-ELE-3172 Revision P8; A725-E02-BH-ELE-LVB-A-ELE-3173 Revision P8; A725-E02-BH-SEC-LVB-A-SEC-4170 Revision P6; A725-E02-BIJ-ELE-LVB-A-ELE-3180 Revision P8; A725-E02-BIJ-ELE-LVB-A- ELE-3181 Revision P7; A725-E02-BIJ-ELE-LVB-A-ELE-3182 Revision P8; A725-E02-BIJ- ELE-LVB-A-ELE-3183 Revision P7; A725-E02-BIJ-ELE-LVB-A-ELE-3184 Revision P7; A725-E02-BIJ-SEC-LVB-A-SEC-4180 Revision P6; A725-E02-BC-ELE-LEJ-A-DR-5602 Revision P7; A725-E02-BC-ELE-LEJ-A-DR-5603 Revision P7; A725-E02-BC-ELE-LEJ-A- DR-5604 Revision P7; A725-E02-BC-SEC-LEJ-A-DR-6700 Revision P2; A725-E02-BE-ELE- LEJ-A-DR-5610 Revision P6; A725-E02-BE-ELE-LEJ-A-DR-5611 Revision P6; A725-E02- BE-ELE-LEJ-A-DR-5612 Revision P6; A725-E02-BE-ELE-LEJ-A-DR-5613 Revision P6; A725-E02-BE-ELE-LEJ-A-DR-6700 Revision P1; A725-E02-BF-ELE-LEJ-A-DR-5602 Revision P10; A725-E02-BF-ELE-LEJ-A-DR-5603 Revision P9; A725-E02-BF-ELE-LEJ-A- DR-5604 Revision P9; A725-E02-BF-SEC-LEJ-A-DR-6700 Revision P5; A725-E02-BF-SEC- LEJ-A-DR-6701 Revision P5; A725-E02-B0-ELE-LVB-A-ELE-3000 Revision P7; A725-E02- B0-ELE-LVB-A-ELE-3001 Revision P7; A725-E02-B0-ELE-LVB-A-ELE-3002 Revision P7; A725-E02-B0-ELE-LVB-A-ELE-3003 Revision P7; A725-E02-BA-ELE-LVB-A-ELE-3100 Revision P7; A725-E02-BA-SEC-LVB-A-SEC-4100 Revision P7; A725-E02-BB-ELE-LVB-A- ELE-3110 Revision P8; A725-E02-BB-ELE-LVB-A-ELE-3111 Revision P8; A725-E02-BB- SEC-LVB-A-SEC-4110 Revision P7 all as prepared by Levitt Bernstein and Leslie Jones architecture; A725-E02-B0-00-HED-LS-PL-0002 Revision P7; A725-E02-B0-00-HED-LS-PL-0003 Revision P6; A725-E02-B0-00-HED-LS-PL-0004 Revision P5; A725-E02-B0-00-HED-LS-PL- 0005 Revision P5; A725-E02-B0-00-HED-LS-PL-0006 Revision P5; A725-E02-B0-00-HED- LS-PL-0007 Revision P4; A725-E02-B0-00-HED-LS-PL-0008 Revision P5; A725-E02-B0-00- HED-LS-PL-0009 Revision P5; A725-E02-B0-00-HED-LS-PL-0010 Revision P4; A725-E02- B0-00-HED-LS-PL-0011 Revision P4; A725-E02-B0-00-HED-LS-PL-0012 Revision P4; A725-E02-B0-00-HED-LS-PL-0013 Revision P3; A725-E02-B0-00-HED-LS-PL-0014 Revision P4; A725-E02-B0-00-HED-LS-PL-0015 Revision P4; A725-E02-B0-00-HED-LS-PL- 0016 Revision P4; A725-E02-B0-00-HED-LS-PL-0017 Revision P4; A725-E01-IE-00-HED- LS-SEC-0001 Revision P3; A725-E01-IE-00-HED-LS-SEC-0002 Revision P3; A725-E01-IE- 00-HED-LS-SEC-0003 Revision P3; A725-E01-IE-00-HED-LS-SEC-0004 Revision P3;
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A725-E01-IE-00-HED-LS-SEC-0005 Revision P3; A725-E01-IE-00-HED-LS-SEC-0006 Revision P4; A725-E01-IE-00-HED-LS-SEC-0007 Revision P3; A725-E01-IE-00-HED-LS- SEC-0008 Revision P3 and A725-E01-IE-00-HED-LS-SEC-0009 Revision P3 all as prepared by HED Landscape Architects; Phase B Design and Access Statement dated November 2018 as prepared by Levitt Bernstein, Leslie Jones and HED on behalf of Berkeley; Phase B: Pedestrian Level Wind Microclimate Assessment dated 31 October 2018 reference RWDI # 1701609 (Revision B) as prepared by RWDI Consulting Engineers & Scientists; Phase B Daylight & Sunlight Report dated 1 November 2018 reference AJ/MC/ROL7163 as prepared by Anstey Horne, Chartered Surveyors; Phase B Reserved Matters Transport Statement Version 4 Final dated 14 November 2018 as prepared by Vectos; Phase B Reserved Matters Application Air Quality Assessment, report Number J3239B/1/F3 dated 1 November 2018 as prepared by Air Quality Consultants Limited; Phase B: Noise Impact Assessment Report, reference 23346/NIA 1 – Revision 4 dated 31 October 2018 as prepared by Hann Tucker Associates; Phase B Planning Statement dated November 2018 as prepared by Deloitte Real Estate; Reserved Matters Energy Statement: Phase B; Final version 5 dated 1 November 2018 as prepared by Hodkinson Consultancy; and Sustainability Statement, Phase B Final version 5 dated 1 November 2018 as prepared by Hodkinson Consultancy.
Reason: For the avoidance of doubt and in the interests of proper planning.
Materials
3. Samples of all external materials shall be submitted to and approved in writing by the local planning authority prior to the commencement of works on site (except for site clearance, demolition and construction of the basements). The development shall be constructed in accordance with the approved materials and be retained as such, thereafter.
Reason: To ensure that the materials harmonise with the surroundings in accordance with policies 1.1(h) and 2.1(c) of the Ealing Development Strategy (2012), policy 7.6 of the London Plan (2016) and policy 7B of the Ealing Development Management Development Plan Document 2013.
Details required (refuse, cycle and car parking)
4. Notwithstanding the plans hereby approved no work shall commence (except for site clearance, demolition and construction of the basements) until further details of refuse collection points, secure cycle parking storage, car parking space layout within the basement areas as they relate to safety zones, junction design and perpendicular bays shall be submitted in writing to and approved by the local planning authority, Ealing Council. Such details shall thereafter be implemented in accordance with those approved details and be thereby retained.
Reason: To secure an inclusive, safe and high quality built environment for all users of the site and be sustainable, and where appropriate constrain local highway impact. In accordance with policies 6.9, 6.13, 7.2 and 7.3 of the London Plan 2016; policies 1.1(e), 1.1(f), 1.1(g) and 1.1(h) of Ealing's adopted Development (or Core) Strategy 2026 (2012); Policies 6.13 and 7.3 of Ealing's Development Management DPD, 2013.
Landscaping
5. The details of hard and soft landscaping including the tree protection and tree planting proposals as submitted to and hereby approved by the local planning authority shall be laid out and planted prior to the occupation of the development. Any trees or plants which within
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5 years of planting, die, are removed or become seriously damaged or diseased shall be replaced with others of the same size and species and in the same positions within the next planting season. The landscaping shall thereafter be maintained permanently.
Reason: To ensure that the development is landscaped in the interests of the visual character and appearance of the area in accordance with policies 7.19 and 7.21 of the London Plan 2016.
Low NOx Boiler specification
6. Notwithstanding the plans hereby approved, details shall be submitted to the Local Planning Authority for approval before Phase B of the development is commenced,(except for site clearance, demolition and construction of the basements) for the installation of Ultra Low NOx communal gas boilers with maximum NOx emissions of under 0.040 g/kWh. The works, as approved, shall be completed prior to occupation and thereafter permanently retained. Reason: To minimise the impact of building emissions on local air quality in the interests of health, in accordance with policies 3.2 and 7.14 of the London Plan 2016; the Mayor’s Sustainable Design and Construction SPG; policies 1.1(e) and (j) of Ealing’s Development (or Core) Strategy 2012, and policy 7A of Ealing’s Development Management DPD. Details required Sound Insulation 7. Notwithstanding the plans hereby approved further details of the flat layouts shall be submitted to and approved in writing by the local planning authority prior to the completion of the super structure of the first block to be constructed. Such details shall demonstrate an enhanced sound insulation value DnT,w and L’nT,w of at least 5dB above the Building regulations value, for the floor/ceiling/wall structures separating different types of rooms/uses in adjoining dwellings and communal uses, for example, living/dining room and kitchen ablove/below/adjoining bedroom of separate dwelling/bedrooms adjoining communal rooms/stairs/lifts etc. The approved details shall be fully implemented prior to first occupation of any of the residential dwellings and be permanently retained thereafter. Reason: To safeguard the amenities of the occupiers of the residential accommodation within the development. Informatives:
1. The decision to grant planning permission has been taken having regard to the policies and proposals in the Ealing Development (Core) Strategy 2012, the Ealing Development Management Development Plan Document 2013, the London Plan 2016, the National Planning Policy Framework 2018 and to all relevant material considerations including Supplementary Planning Guidance:
National Planning Policy Framework (2018)
1. Introduction 2. Achieving sustainable development 3. Plan-making 4. Decision-making 5. Delivering a sufficient supply of homes 6. Building a strong, competitive economy 7. Ensuring the vitality of town centres 8. Promoting healthy and safe communities
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9. Promoting sustainable transport 11. Making effective use of land 12. Achieving well-designed places 14. Meeting the challenge of climate change, flooding and coastal change; 15. Conserving and enhancing the natural environment 16. Conserving and enhancing the historic environment Annex 1: Implementation Annex 2: Glossary
London Plan 2016 with alterations since 2011
2.6 Outer London: Vision and Strategy 2.7 Outer London: Outer London: Economy 2.8 Outer London: Transport 2.13 Opportunity Areas and Intensification Areas 2.14 Areas for Regeneration 2.15 Town Centres 3.1 Ensuring Equal Life Chances for All 3.2 Improving Health and Addressing Health Inequalities 3.3 Increasing Housing supply 3.4 Optimising Housing Potential 3.5 Quality and design of housing developments 3.6 Children and Young People’s Play and Informal Recreation Facilities 3.7 Large residential Developments 3.8 Housing Choice 3.9 Mixed and Balanced Communities 3.10 Definition of Affordable Housing 3.11 Affordable Housing Targets 3.12 Negotiating Affordable Housing on Individual Private Residential and Mixed Use Schemes 3.13 Affordable Housing Thresholds 3.15 Co-Ordination of Housing Development and Investment 3.16 Protection and Enhancement of Social Infrastructure 3.17 Health and Social Care Facilities 3.18 Education Facilities 3.19 Sports Facilities 4.1 Developing London’s Economy 4.3 Mixed Use Development and Offices 4.6 Support for and Enhancement of Arts, Culture, Sport and Entertainment 4.7 Retail and Town Centre Development 4.8 Supporting a Successful and Diverse Retail Sector and Related Facilities and Services 4.12 Improving Opportunities For All 5.1 Climate Change Mitigation 5.2 Minimising Carbon Dioxide Emissions 5.3 Sustainable Design and Construction 5.4A Electricity and Gas Supply 5.5 Decentralised Energy Networks 5.6 Decentralised Energy in Development Proposals 5.7 Renewable Energy 5.8 Innovative Energy Technologies 5.9 Overheating and Cooling 5.10 Urban Greening
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5.11 Green Roofs and Development Site Environs 5.12 Flood Risk Management 5.13 Sustainable Drainage 5.14 Water Quality and Wastewater Infrastructure 5.15 Water Use and Supplies 5.16 Waste Net Self Sufficiency 5.18 Construction, Excavation and Demolition Waste 5.21 Contaminated Land 5.22 Hazardous Substances and Installations 6.1 Strategic Approach 6.2 Providing Public Transport Capacity for Safeguarding Land for Transport 6.3 Assessing Effects of Development on Transport Capacity 6.5 Funding Crossrail and other Strategically Important Transport Infrastructure 6.7 Better Streets and Surface Transport 6.9 Cycling 6.10 Walking 6.11 Smoothing Traffic Flow and Tackling Congestion 6.12 Road Network Capacity 6.13 Parking 7.1 Lifetime Neighbourhoods 7.2 An Inclusive Environment 7.3 Designing Out Crime 7.4 Local Character 7.5 Public Realm 7.6 Architecture 7.7 Location and Design of Tall and Large Buildings 7.13 Safety, Security and Resilience to Emergency 7.14 Improving Air Quality 7.15 Reducing and managing Noise, Improving and Enhancing the acoustic environment and promoting appropriate Soundscapes 7.17 Metropolitan Open Land 7.18 Protecting Open Space and Addressing Deficiency 7.19 Biodiversity and Access to Nature 7.21 Trees and Woodlands 7.24 Blue Ribbon Network 7.25 Increasing the Use of the Blue Ribbon Network for passengers and tourism
Implementation Monitoring and Review 8.1 Implementation 8.2 Planning Obligations 8.3 Community Infrastructure Levy
Annex 1: 29. Southall Opportunity Area Planning Framework
Mayor of London Supplementary Planning Guidance
Housing (November 2012) Use of planning obligations in the funding of Crossrail and the Mayoral CIL (April 2013) Sustainable Design & Construction (April 2014) Draft Social Infrastructure (May 2014) The Control of Dust and Emissions during Construction and Demolition (July 2014) Accessible London: Achieving an Inclusive Environment (October 2014) Housing Standards Policy Transition Statement : Implementation (October 2015) Affordable Housing and Viability (August 2017)
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Fixing our Broken Housing Market, Housing White Paper, February 2017
Consultation Draft London Plan, December 2017 with modifications 2018
The Plan is not currently entitled to weight as a material consideration given it is only at consultation draft stage and the policies below have not been examined. The Plan and its policies will acquire greater weight as it progresses through the adoption process.
GG1 – Building strong and inclusive communities GG2 – Making the best use of land GG3 – Creating a healthy city GG4 – Delivering the homes Londoners need GG5 – Growing a good economy GG6 – Increasing efficiency and resilience SD1 – Opportunity Areas SD6 – Town centres SD7 - Town centre network SD8 – Town centres: development principles and Development Plan Documents SD9 – Town centres: Local partnerships and implementation SD10 – Strategic and local regeneration D1 – London’s form and characteristics D2 – Delivering good design D3 – Inclusive design D4 – Housing Quality D5 – Accessible housing D6 – Optimising housing density D7 – Public realm D8 – Tall buildings D10 – Safety, security and resilience to emergency D11 – Fire safety D12 – Agent of change D13 – Noise H1 – Increasing Housing Supply H3 – Monitoring housing targets H5 – Delivering Affordable Housing H6 – Threshold Approach to Applications H7 – Affordable Housing Tenure H8 – Monitoring of affordable housing H12 – Housing Size Mix S1 – Developing London’s social infrastructure S2 – Health and social care facilities S3 – Education and childcare facilities S4 – Play and Informal Recreation S6 – Public Toilets E1 – Offices E4 – Land for Industry, logistics and services to support London’s economic fiunction E7 – Intensification, co-location and substitution of land for industry, logistics and services to support London’s economic function E9 – Retail, markets and hot food takeaways E10 – Visitor Infrastructure E11 – Skills and opportunities for all HC1 – Heritage conservation and growth HC6 – Supporting the night-time economy G1 – Green Infrastructure
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G4 – Local green and open space G5 – Urban greening G6 – Biodiversity and access to nature G7 – Trees and woodlands G9 - Geodiversity SI1 – Improving air quality SI2 – Minimising greenhouse gas emissions SI3 – Energy infrastructure SI4 – Managing heat risk SI5 – Water infrastructure SI6 - Digital connectivity infrastructure SI7 – Reducing waste and supporting the circular economy SI12 – Flood Risk Management SI13 – Sustainable drainage SI14 – Waterways, Strategic Role SI15 – Water Transport SI16 – Waterways, Use and Enjoyment SI17 – Protecting London’s waterways T1 – Strategic approach to transport T2 – Healthy Streets T3 – Transport capacity, connectivity and safeguarding T4 – Assessing and mitigating transport impacts T5 – Cycling T6 – Car parking T6.1 – Residential parking T6.2 – Office parking T6.3 – Retail parking T6.4 – Hotel and leisure uses parking T6.5 – Non-residential disabled persons parking T7 – Freight and servicing T9 – Funding transport infrastructure through planning DF1 Delivery of the Plan and Planning Obligations M1 - Monitoring
Ealing Development (Core) Strategy 2026 Development Plan Document, 2012
Chapter 1 - Vision for Ealing 2026 1.1 Spatial Vision for Ealing (a), (b), (c), (d), (e), (f), (g), (h), (i), (j), (k) 1.2 Delivery of the Vision for Ealing 2026 (a), (c), (d), (e), (f), (h), (i), (k), (m)
Chapter 2 - Development in the Uxbridge Road/ Crossrail Corridor 2.1 Realising the Potential of the Uxbridge Road/Crossrail Corridor (a), (b), (c), (d) 2.8 Revitalise Southall Town Centre 2.10 Residential Neighbourhoods
Chapter 5 – Protecting and enhancing Ealing’s Green and Open Spaces 5.3 Protect & Enhance Green Corridors (a) 5.4 Protect the Natural Environment – Biodiversity and Geodiversity (a), (c) 5.5 Promoting Parks, Local Green Space and Addressing Deficiency (b) 5.6 Outdoor Sports and Active Recreation
Chapter 6 – Ensuring Sustainable Delivery 6.1 Physical Infrastructure 6.2 Social Infrastructure 6.3 Green Infrastructure
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6.4 Planning Obligations and Legal Agreements
Development Management Development Plan Document, 2013
Ealing Local Variation to London Plan Policy 2.18 Green Infrastructure: The Network of Open and Green Spaces Ealing Local Variation to London Plan Policy 3.4 Optimising Housing Potential Ealing Local Variation to London Plan Policy 3.5 Quality and Design of Housing Developments Ealing Local Policy - 3A Affordable Housing Ealing Local Policy 4A – Employment Uses Ealing Local Variation to London Plan Policy 4.5 London’s Visitor Infrastructure Ealing Local Policy 4B Retail Ealing Local Variation to London Plan Policy 5.2 Minimising Carbon Dioxide Emissions Ealing Local Variation to London Plan Policy 5.10 Urban Greening Ealing Local Variation to London Plan Policy 5.12 Flood Risk Management Ealing Local Variation to London Plan Policy 5.21 Contaminated Land Ealing Local Variation to London Plan Policy 6.13 Parking Ealing Local Policy 7A Amenity Ealing Local Variation to London Plan Policy 7.3 Designing Out Crime Ealing Local Variation to London Plan Policy 7.4 Local Character Ealing Local Policy 7B Design Amenity Ealing Local Variation to London Plan Policy 7.7 Location and Design of Tall and Large Buildings Ealing Local Policy - 7D Open Space EA Ealing Local Policy Presumption in Favour of Sustainable Development
Development Sites Development Plan Document, 2013
SOU5 Southall West
Southall Opportunity Area Planning Framework SPD (July 2014)
Ealing Informal Planning Documents/Guidance
SPG 3: Air Quality SPG 4: Refuse and Recycling SPG 9: Trees SPD9: Legal Agreements, Planning Obligations and Planning Gain
In reaching this decision, specific consideration was given to whether the subject site is satisfactory for the proposed development, given its location, the impact on the amenities of occupiers of neighbouring residential properties and the character and appearance of the local area. All other considerations include affordable housing, housing mix, commercial uses, extension of Southall town centre, internal and external design matters, air quality, noise, sustainability, transport, community infrastructure levy and Section 106 planning obligations. Consideration was also given to consultation comments and relevant policies. It is considered, given the location together with the nature of the proposed uses and form of development, that planning permission could reasonably be granted in this case. It is not considered that there are any other material considerations, which would warrant a refusal of the application.
2. Demolition and construction works, audible beyond the boundary of the site shall only be carried on between the hours of 0800 - 1800hrs Mondays to Fridays and 0800 - 1300hrs on
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Saturdays and at no other times, including Sundays and Bank Holidays. No bonfires shall be lit on site. BPM & mitigation measures can be found in the following guidance: i. 'Guidance on the Assessment of dust from demolition and construction', IAQM, February 2014 ii. 'The control of dust and emissions from Construction and Demolition' Draft SPG, GLA,2013 i. BS 5228-1:2009 - Code of practice for noise & vibration control on construction & open sites-Part 1: Noise
3. Prior to the commencement of any site works, all sensitive properties surrounding the site boundary shall be notified in writing of the nature and duration of works to be undertaken, and the name and address of a responsible person, to whom an enquiry/complaint should be directed. A minimum written period of 1 month would be required.
4. Dust mitigation and control of exhaust emissions from construction vehicles should comply with the Mayor’s (GLA and London Councils) ‘Best Practice Guidance’ to control dust and emissions from construction.
5. The developer will be liable for the cost of any repairs to damage to the footway directly resulting from the construction work. It is recommended that a footway/carriage way condition survey is carried out prior to the start of construction work, in conjunction with the Highways Section.
6. To assist applicants in a positive manner, the Local Planning Authority has produced policies and written guidance, and offers and encourages a comprehensive pre-application advice service, all of which is available on the Council's website and outlined in a 24 hours automated telephone system. The scheme complied with policy and guidance. The Local Planning Authority delivered the decision proactively in accordance with requirements of the National Planning Policy Framework.
7. Ground Investigation: a) Reference should be made at all stages to appropriate current guidance and codes of practice this would include: • The report of the findings must include: A timetable of works and site management procedures. (i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to: • human health, • property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes, • adjoining land, • groundwater and surface waters, • ecological systems, • archaeological sites and ancient monuments • Model Procedures for the Management of Land Contamination, CLR 11, Environment Agency, 2004 • Updated technical background to the CLEA model, Science Report: SC050021/SR3, Environment Agency, 2009 • LQM/CIEH Generic Assessment criteria for Human Health Risk Assessment (2nd Edition), 2009 • BS10175:2011 Investigation of potentially contaminated sites – Code of Practice
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• Secondary Model Procedure for the Development of Appropriate Soil Sampling Strategies for Land Contamination; Environment Agency, 2001 • Verification of Remediation of Land Contamination’, Report: SC030114/R1, Environment Agency, 2010 • National Planning Policy Framework (Paragraph 109, 120, 121); • Guidance for the safe development of housing on land affected by contamination, NHBC & Environment Agency, 2008 b) Clear site maps should be included in the reports showing previous and future layouts of the site, potential sources of contamination, the locations of all sampling points, the pattern of contamination on site, and to illustrate the remediation strategy. c) All raw data should be provided in a form that can be easily audited and assessed by the council.(e.g. trial pit logs and complete laboratory analysis reports) d) on-site monitoring for ground gases with any relevant laboratory gas analysis; 'Good practice on the testing and verification of protection systems for buildings against hazardous ground gases, (C735), CIRIA, August 2014 e) Details as to reasoning, how conclusions were arrived at and an explanation of the decisions made must be included. (e.g. the reasons for the choice of sampling locations and depths).
8. Noise: a) SPG10 requires that acoustic measurements are carried out and that precise calculations are made for the building envelope insulation. In calculating the minimum sound reductions the following is required: • A precise sound insulation calculation under the method given at BS EN12354-3: 2000, for the various building envelopes, using the worst case one hour data (octave band linear noise spectra from 63 Hz - 4k Hz) by night and day, to arrive at the minimum sound reductions necessary to meet the SPG10 internal data. • Approved laboratory sound insulation test certificates for the chosen windows, including frames and seals and also for ventilators, in accordance with BS EN ISO 140-3: 1995 & BS EN ISO 10140-2:2010, to verify the minimum sound reductions calculated. • Compliance with the internal and external criteria set at SPG10
9. Ground Water discharge - With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.
10. A ground water risk management permit from Thames Water will be required for discharging ground water into a public sewer. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991. Permit enquiries should be directed to Thames Water’s Risk Management Team by telephoning 020 3577 9483 or by emailing [email protected].
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Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality.
11. Legal changes under the Water Industry (Scheme for the adoption of private sewers) Regulations 2011 mean that the sections of pipes you share with neighbours, or are situated outside of your property boundary which connect to a public sewer are likely to have transferred to Thames Water’s ownership. Should your proposed building work fall within 3 metres of these pipes we recommend that you contact Thames Water to discuss their status in more detail and to determine if a building over/near to agreement is required. You can contact Thames Water on 0800 009 3921 or for more information please visit the Thames Water website at www.thameswater.co.uk
12. The developer is advised that should any external plant be installed the rating noise level emitted from the proposed external plant and machinery at the proposed development, as assessed under BS4142: 1997, shall be lower than the existing background noise level by at least 5 dBA as measured at 3.5 m from the nearest ground floor sensitive facade and 1m from upper floor noise sensitive facades, during the relevant periods of operation.
13. Under the terms of the Water Resources Act 1991, and the Thames Region Land Drainage Byelaws 1981, the prior written consent of the Environment Agency is required for any proposed works or structures, in, under, over or within 8 metres of the top of the bank of the Yeading Brook, designated a 'main river.
14. Under the terms of the Land Drainage Act 1991, the prior written consent of the Environment Agency is required for proposed works or structures which will affect the flow of the, designated an 'ordinary watercourse'.
15. The Thames Region (which includes all the London Boroughs) has been identified as an area of 'serious water stress under our published document 'identifying Areas of Water Stress'.
16. All landscaping areas (including private gardens) should be planted with drought tolerant plants, trees and grasses to minimise water requirements.
17. Roof water down pipes should be connected to the drainage system either directly, or by means of back inlet gullies provided with sealing plates and drainage from covered car parking floors should pass through an approved oil separator before connecting to the surface water system. 18. The development of this site is likely to damage archaeological remains. The applicant should therefore submit detailed proposals in the form of an archaeological project design. This design should be in accordance with the appropriate English Heritage guidelines. 19. Prior to commencement of development of construction and demolition works, details of noise/vibration and dust mitigation measures shall be submitted to the Environmental Health section for approval.
20. Any stone crushing plant proposed on site during the demolition process may require authorisation under the Environmental Protection Act (Prescribed Processes and Substances) Regulations 1991, SI 472. Contact the lBE Environmental Health Section on 0208 825 8111.
21. The applicant/developer should refer to the current “Code of Practice for Works affecting the Canal & River Trust” to ensure that any necessary consents are obtained. Please visit
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https://canalrivertrust.org.uk/business-and-trade/undertaking-works-on-our-property-and-our- code-of-practice. 22. The applicant is advised that surface water discharge to the waterway will require prior consent from the Canal & River Trust. Please contact Claire McLean, Area Planner - London from the Canal & River Trust on 0203 204 4409 or at [email protected]
Site Description:
The overall development site is approximately 44.7ha in size. The main part of the Site is located within the London Borough of Ealing. The Grand Union Canal (Paddington Branch) however, marks the boundary with the London Borough of Hillingdon (LBH) which encompasses land to the west of the Main Site that will be required for the construction of access links to the Site (both vehicular and pedestrian). The Western access from the A312 (Pump Lane) has now been completed and all site construction traffic to the site is using the route.
The overall Site comprises a generally triangular parcel of land and is generally level at approximately 32 metres above ordnance datum (AOD). It has largely been remediated over a period of approximately 18 months under close scrutiny and monitoring by the Council and the Environment Agency as regards public health and ground water. There remains several small pockets of land to be completed. Phase A is under construction with Block C (affordable housing) completed and Blocks A, B and D nearing completion and to be occupied by May 2019 and the other 6 No. housing blocks under construction. The skills academy (permission granted in April 2018) became operational in September 2018.
The subject section of the application (Phase B) site is located at the most eastern and south eastern section of the overall masterplan site and comprise 5.95 hectares in area. It adjoins the Water Tower site to the east and residential houses form the boundary to the north. To the south of the site runs the railway line and to the west is the National Grid Retained Land (currently in use as a Pressure Reduction Station). Phase A of the Southall Waterside Masterplan adjoins the site to the north west. Phase B would make use of the western accesses from The Straight and the Spine Road. Pedestrian and cycling permeability would be provided from the east and west and through two newly created access points to the residential streets to the north.
The wider urban area around the Site comprises mainly residential, retail and employment uses. The Site is bound to the south by the London Paddington to Cardiff railway line, to the north by houses fronting Beaconsfield Road (and adjoining roads) to the east by South Road and The Crescent and to the west by the Grand Union Canal and Minet Country Park. The M4 motorway is generally parallel to the railway line to the south with Junction 3 (the A213 intersection), approximately 1.2km to the south west of the Site. At its closest point, the A312 Hayes Bypass is approximately 230m to the west of the Site, beyond the Minet Country Park.
The applicant has rebranded the site from the former Southall Gasworks to Southall Waterside.
The Proposal:
The application is for Reserved Matters as set out under Condition 2 in respect of the second phase of development (“Phase B”) of the redevelopment of the Southall Gasworks site. Condition 2 states:
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“No part of the development as hereby permitted shall commence until the reserved matters, as listed below, for that Part have been approved by the London Borough of Ealing as local planning authority: • Layout • Appearance • Scale • Landscaping
The relevant Part of the development shall in all respects be carried out in accordance with the approved reserved matters for that Part, unless agreed otherwise in writing with the London Borough of Ealing as the local planning authority.” Following the approval of the Phase A reserved matters application in August 2016, Phase B is the second phase of the Southall Waterside Masterplan to be brought forward. The consented masterplan proposes a legible structure of open space and public realm defining development plots, seeking to create a series of memorable spatial experiences around which distinctive new neighbourhoods can be delivered. This subject application phase seeks to create a new commercial hub for Southall Waterside and the wider community as well as providing an exceptionally high quality residential development. These uses would be created around new landscaped spaces with pedestrian and cycle routes, which would link the uses to the wider area.
Phase B would provide a total of ten blocks ranging in building heights from 1 to 20 storeys and identified as Buildings A to J (inclusively) for this mixed use residential and commercial phase. This Phase would deliver 897 new homes (market and affordable) within buildings ranging in heights up to 20 storeys. The new homes would range in size from studios up to 4 bedroom apartments which would be delivered in a range of tenures in accordance with the approved masterplan and the associated Section 106 agreement. The residential development would sit alongside 17,806 sqm (Gross Internal Area) of commercial uses incorporating A1, A3 and A4 retail, B1 offices, Hotel, a multiplex cinema and residents’ and estate management facilities. These uses would be situated around a network of public open spaces, streets and private amenity space. This includes two new public squares, Arrival Square and Town Square and a connecting ‘Retail Street.’ This combination of carefully designed open spaces and active uses seeks to create a vibrant community which would be integrated with the surrounding area including Southall town centre. Phase B is the gateway to and the commercial heart of the Southall Waterside site and in accordance with development plan policy will deliver a sustainable extension of the Southall town centre.
The proposed development and uses that Phase B seeks to deliver are set out below in tabular form.
Residential Uses (tenure type and size)
Unit Type Studio Suite 1B2P 2B3P 2B4P 3B5P 3B4P 4B6P Total Private 33 172 249 104 167 24 2 0 751
Shared 0 6 15 10 8 1 0 0 40 Ownership
Affordable 1 0 0 19 15 36 27 8 106 Rent Total 34 178 283 129 211 52 2 8 897
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Commercial Uses (floorspace)
Use Class Floorspace (sqm) GIA Retail (A1) 3,544 Retail (A1 Food) 732 Restaurant (A3) 1,149 Pub/Bar (A4) 598 Office (B1) 1,495 Cinema (D2) 2,221 Hotel (C1) 5,987 Sui Generis (e.g Residents’ and Estate 2,080 Management Facilities) Total 17,806
Phase B would provide car, motorcycle and cycle parking in accordance with the approved masterplan principles and criteria. Car and motorcycle parking would be provided within two basements, defined parking courts and on street where appropriate. The basement car parks would primarily provide the residential car parking with visitor car parking being provided on street. Two car club spaces are proposed to be provided on street.
The total car and motorbike parking provision within Phase B is as follows.
Use Spaces Residential 302 car 78 motorbike Commercial 426 car 48 motorbike Car club 2 car Total 728 car 126 motorbike 2 car club
The proposal also seeks to ensure that a cycle friendly environment would be provided with cycle parking spaces being distributed across the site in secure cycle stores for residents and within the public realm for users of the commercial premises.
The following cycle parking spaces are provided as part of the Phase B development.
Use Spaces
Residential 1354 45 visitors Commercial 98 135 visitors Total 1452 180 visitors
The proposal seeks to also provide high quality designed public open spaces to allow access through the development, amenity and various opportunities for informal relaxation
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and play space. A total provision of of 3.5 hectares of open space within private courtyards, public open spaces and publically accessible routes. In addition, 820 sqm of play space is provided within the boundary of Phase B. As part of the Southall Waterside Masterplan, 980 sqm of play space is provided in Central Park and Wetlands Park, which is accessible to residents within Phase B.
Relevant Planning History:
Reference no Date Details Status 178515NMA 23 January Non-material amendment to vary approved Approved 2018 drawings to provide flexibility in the delivery of floor spaces. 172953REM 27 Reserved Matters application for The Spine Approved November Road and the Straight. 2017
171562VAR 16 October Section 73 application for Minor material Approved 2017 amendment to vary condition 3 (approved subject to drawings) and remove condition 41 (details S.106 of soakaways). agreement 170819VAR 7 Section 73 application for Minor material Approved September amendment to vary condition 3 to amend subject to 2017 the Western Access detailed plans S.106 pertaining to the 2016 Masterplan Consent. agreement 171094NMA 13 April Non-material amendment to vary the Approved 2017 wording of condition 17 of 2016 Masterplan Consent to be consistent with minor material amendment consent PP/2016/0190. 160115REM 14 August Reserved matters application for Phase A Approved 2016 subject to S.106 agreement PP/2016/0190 9 May Minor material amendment to vary condition Approved 2016 17 to enable commencement of preliminary subject to works. S.106 agreement PP/2015/4682 18 Section 73 application for minor Approved February amendment to vary condition 3 to amend subject to 2016 the outline scheme drawings pertaining to S.106 the 2010 masterplan in respect of outline agreement approval for demolition of 22 houses; the remediation of the land and the redevelopment of the site to deliver a large mixed use development including residential, non-food retail, food retail, restaurants, bars and cafes, hotel, conference and banqueting, cinema, health care facilities, education facilities, office/studio units, car park, sports pavilion, an energy centre, multi-storey car park and associated car and cycle parking, landscaping, public realm, open space and children's play space.
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Full application: new access roads from the Hayes-By-Pass and Southall Town Centre to the application site for vehicle, cycle and pedestrian access, including drainage and a flood relief pond. Widening of South Road across the railway line, for the creation of a bus lane and three new accesses onto Beaconsfield road. Two bridges over the Grand Union Canal and Yeading Brook to provide pedestrian and cycle access to the Minet Country Park and Springfield Road application reference P/2008/3981-S dated 29 September 2010.
The quantum of development remains the same as the original scheme with the exception that the proposed development now includes a police facility and public toilets. In summary the proposed amendments to the scheme are: (1) re- distribution of public realm; (2) re- configuration of the internal street network; (3) re-positioning of the Civic Square; (4) re-locating the primary school; (5) improvements to the canal side; (6) re- configuration of buildings around the retained land; (7) alignment of western entrance on the gasworks site; (8) provision of a commercial access.
PP/2015/4634 9 February Non-material amendment to Eastern Approved 2016 Access and Beaconsfield Road Access
PP/2015/1376 21 July Dismantling of the MAN gas holder and Approved. subsequent installation of 2 No. temporary 2015 MAN telecommunication masts (30 metres high) gasholder and a permanent single telecommunication now mast (45 metres high). demolished PP/2014/4729 15 July Details of strategy and method of working Approved 2015 for each phase of ground remediation pursuant to condition 36 of planning permission Ref P/2008/3981 dated 29/09/2010. P/2011/4649 25 March Details of site wide construction Approved 2014 management plan pursuant to condition 12 of planning permission Ref P/2008/3981 dated 29/09/2010. PP/2013/4343 10 Non-material amendment to rectify incorrect Approved December drawing references to LB Ealing conditions 2013 3, 18, 19, 20, 25, 27 and 28. PP/2013/4243 20 Certificate of lawful proposed development Approved November for the demolition of all existing buildings 2013 and structures within the red line application
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boundary of planning permission ref: P/2008/3981-S as is necessary to implement the development approved by the same planning permission. P/2008/3981 29 Outline Application for demolition of 22 Approved September houses; the remediation of the land and subject to 2010 redevelopment of the site to deliver a large S.106 mixed use development including agreement residential, non-food retail, food retail, restaurants, bars and cafes, hotel, conference and banqueting, cinema, health care facilities, education facilities, office/studio units, sports pavilion, an energy centre, multi-storey car park and associated car and cycle parking, landscaping, public realm, open space and children's playspace. Full application: New access roads from Hayes by-pass and Southall Town Centre to the application site for vehicle, cycle and pedestrian access, including drainage and a flood relief pond. Widening of South Road across the railway line, for the creation of a bus lane and three new accesses onto Beaconsfield Road. Two bridges over the Grand Union Canal and Yeading Brook to provide pedestrian and cycle access to the Minet Country Park and Springfield Road.
Consultation:
Neighbour Notification:
The application has been advertised as a major planning application; affecting an area of wider interest. Site notices displayed on 12/12/2018 (expired on 11/01/2019). Press notice published on 4 January 2019 (expired on 25 January 2019). Letters sent on 12/12/2018 to Southall Broadway and Southall Green ward councillors.
No written representations have been received.
External
Letters sent on 12/12/2018 (expired on 02/01/2019) to Southall Chamber of Commerce, Southall History Society, Save Our Southall, London Ambulance Service, (NHS Trust), Health & Safety Executive, Civil Aviation Authority, Thames Water, Network Rail, Canal Rivers Trust, Highways England Company Ltd, London Borough of Hillingdon, London Borough of Hounslow, Havelock Estate Residents Association, Toplocks Residents Association, Ealing and Southall MP Virendra Sharma MP, Greater London Authority, Transport for London, Historic England (Archaeology), Historic England, Environment Agency, Crossrail Limited, National Grid Plant Protection, London Fire & Emergency Planning and Metropolitan Police Service.
3 written representations received.
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Written representation Case Officers response
Canal and Rivers Trust
No objections. Noted and welcomed.
Environment Agency
No objections. Noted and welcomed.
Metropolitan Police: Design Out Crime
The original 2010 permission has a secured Noted and welcomed. by design condition which relates to its principles and not certification. It is considered that Phase B could achieve accreditation which would require detailed meetings with the MPDOC Officer to advise on landscape specifics, boundaries, certified doors and windows, lighting and access control.
Transport for London: Awaiting comments which are anticipated to be sent after the report is formally published and is expected to support the scheme in principle.
Internal Consultees:
Transport Services See main report for comments. No objections in principle.
Regulatory Services Where kitchens/living/dining rooms are shown on plans to (Pollution Technical Team) be located adjoining/above/below bedrooms of a separate dwelling, this layout should be changed to like-for-like rooms adjoining or enhanced sound insulation should be installed to prevent neighbour noise disturbance and complaints.
The applicant should provide the sound insulation value and details for separating structures between different types of rooms and uses, in accordance to the following requirement. A condition is to be imposed requesting that details be submitted to ensure enhanced sound insulation which has been agreed with the applicant.
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Reasoned Justification:
Key Issues The proposals are assessed in terms of their potential impact on the local and wider environment, on the amenities of the occupiers of surrounding development, taking into account the relevant development plan policies for the area and all other material planning considerations. The main issues for consideration are:
• Urban Design comprising Layout, Scale, Appearance and Landscape • Design (internal) • Impact on amenity of neighbouring properties • Affordable housing provision • Highways, transport and parking • Extension to Southall Town Centre including employment, retail and leisure • Environmental Health • Community Infrastructure Levy and Section 106
Pre amble An application to vary Condition 3 of Planning Permission P/2008/3981-s to revise the approved outline masterplan for the site was submitted to the Council in August 2015 and subsequently planning permission was granted subject to a deed of variation of the S.106 in February 2016. There have been another three revisions to the approved site masterplan and these all retain the defined 8 new “Character Areas” which are: The Eastern Gateway;
• The Emporium; • Central Park; • The Northern Quarter; • Southall Mills; • Minet Waterside; • The Canalside; and • The Western Gateway.
The approved Phase A Reserved Matters application has delivered the first elements of the Northern Quarter which is a residential quarter that integrates the existing urban fabric with the proposed streets of Southall Waterside. The Northern Quarter is located to the south of the existing houses in Beaconsfield Road and will provide a gradual transition in scale towards Central Park. A health centre and new two form entry primary school will provide valuable community amenities for both new and existing residents (potentially Phase D). The dwellings will align in a formal nature along east to west, tree-lined streets. Phase A was also designed to enable the delivery of 0.57 hectares of public open space. The Central Park is proposed to be a new, clearly defined formal park which will link the east with the canal and Minet Country Park to the west. The formal park will integrate formal gardens, planting and water within a network of paths and boardwalks all overlooked by homes and landmark buildings along its axis.
Phase B will deliver The Emporium, a vibrant mixed-used quarter centred on a civic square, containing a mix of building uses, including a multiplex cinema, retail uses, hotel, office space and restaurants and will be the principal focus for community events and festivals.
Policies 3.5, 3.6, 3.7, 3.8, 3.9, 7.1, 7.2, 7.3, 7.4, 7.5, 7.6, 7.7, 7.18, 7.19, 7.21, 7.24 and 7.27 of the London Plan 2016; policies 1.1, 1.2, 2.1, 2.8, 5.3, 5.4 and 5.5 of the adopted Ealing Development (or Core) Strategy 2026 DPD; policies 5.10, 5.11, 5.12, 7A, 7.3, 7.4,
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7B, 7.7, 7D of the adopted Development Management DPD and Policy SOU5 of the adopted Development Sites DPD and the NPPF are the relevant development plan policies to assess the urban design merits of this reserved matters scheme.
Layout Phase B is the gateway to Southall Waterside and is located at the eastern edge of the Masterplan Site bordering the rear boundaries of the existing properties on Grange Road and Lewis Road to the north, the Water Tower and associated cottages to the east, the Great Western Main Line to the south and the National Grid Retained Land to the west. Phase B forms a crucial new commercial and residential centre within Southall Waterside and with the completion of Phase A, creates a significant portion of the new neighbourhood on the eastern side of the site. The applicant’s aspiration for Phase B is to create a vibrant, creative commercial centre, supported by high quality new residential neighbourhoods, and a series of exemplary public spaces activated by offices, shops, cafés and restaurants.
Phase B site within approved overall masterplan
Phase B Building Block Heights
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Phase B site layout
Layout Principles
Vehicular and Pedestrian Routes
There are a number of vehicular and pedestrian routes proposed for the Site, making the Proposed Development permeable and easy to navigate for pedestrians and vehicles alike.
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These have been designed to establish a clear hierarchy between primary and secondary routes.
Two primary east-west vehicular routes are created, which run through the Site and connect the wider Masterplan Site to the west with Southall Station to the east. These routes originate at the eastern boundary of the site at the Eastern Gateway before branching off into two routes from a mini roundabout located midway through the Site, on The Straight.
Two secondary vehicular north-south residential ‘Cross Streets’ have been created on the Site, connecting The Straight and The Spine Road between buildings H and I, and between building J and the National Grid Retained Land. Another north-south secondary street, between Phase A and buildings A and B, connect Phase B with Phase A and then onto Beaconsfield Road to the north.
A primary pedestrian route through the site has been created connecting the Eastern Gateway with the Central Park, passing through the Arrival Square and Town Square. Two secondary pedestrian streets connect the Town Square and The Straight between buildings F and G and The Straight and the Retail Street between buildings F and E.
Open Spaces
Two major public spaces would be created within Phase B - The Arrival Square at the eastern entrance of the site and the Town Square located at the heart of the site with direct visual and physical connections to the Central Park to the west.
The buildings would be arranged as courtyard blocks facing streets to create a series of rear private shared amenity spaces for the residents. Two generous landscaped courtyards at grade for buildings H and I and two raised podium courtyards located on the first floor for buildings B and G have been created. The shared amenity space for Building J is located to the south and south west of the building.
Above the utilities corridor and gas easement a large linear visual amenity space is created along The Straight and has been designed to ensure it acts as an intense biodiverse green corridor.
Activities and Uses
The major commercial uses within Phase B are located within the eastern portion of the Site with good connections to the existing Southall town centre and public transport links. These uses include: • A multiplex cinema • A hotel • Retail and restaurant units • Offices The western portion of the Phase B site contains the majority of the residential buildings with homes located on all floors from the ground level. At the centre of the site buildings are arranged around the Town Square with non residential uses at ground floor level and residential above.
Character Areas
Character areas across the Phase B neighbourhood are defined by the key open spaces created in this Phase. The character areas influence the landscape design and the elevational
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approach and give a strong sense of identity for each ‘quarter’ within Phase B. These character areas are: • Arrival Square • Retail Street • Town Square • Central Park • The Cross Streets • Courtyards • The Straight The Phase B proposals form the Eastside Neighbourhood within the Section 73 application, which sets out the design intention of the scheme: ‘a vibrant, busy hub of activity will be created by a mix of uses focused around a civic square and the surrounding pedestrian friendly streets. Ground floor active frontages will provide a mix of shops, cafés and bars, with residential accommodation overlooking streets and spaces.’
Access
There are three access points onto the Phase B Site that will be used by vehicles, cycles and pedestrians. Two of these access points are from The Straight; one from the east and one from the west. A third access point will be from the Spine Road, which will be constructed before Phase B. There will also be three pedestrian and cycle access points onto the Site, one form the Eastern Gateway north of the Water Tower and the other two from the north via Grange Road and Lewis Road.
Arrangement
The design proposals for the Phase B layout are based on the ‘Placemaking’ and urban design principles established in the approved Southall Waterside masterplan. Building positioning and orientation are defined by the existing buildings to the north, new public spaces and streets.
Orthogonal buildings and streets are proposed to the north of the site to sensitively respond to the existing urban grain adjacent and around the Town Square. At the heart of Phase B where the Central Park meets the Town Square, a landmark building is proposed, linking the two public spaces and acting as a focal point from the east and the west.
The diagonal Cross Streets connect The Straight and the Spine Road, and these determine the building footprints and private amenity spaces to the west and the south of the site. Each building is carefully designed to ensure active frontages open onto each street, with own door access homes at the street level for some buildings.
There are a total of ten buildings proposed on the Site. Buildings A, C, D, E and F are single blocks, which are some times divided into two or more cores. Building B is a single block that has two cores, whereas the courtyard buildings G, H and I are divided into between two and three separate blocks, each with one or two cores. Building J is a single block with two separate cores.
Building uses - Ground Floor & Above
The building uses of the Site move from fully commercial non residential uses in the east to fully residential in the west. The commercial part of the site is composed of four separate buildings (C, D, E, F1 and F2) each with their own uses and character facing onto significant public realm spaces. Buildings D and E act as marker buildings in Arrival
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Square, drawing visitors through from the Eastern Gateway. The cinema and the offices within buildings F hold a strategic and central location in Phase B, facing the Retail Street, Town Square and Southern Fringe.
At the centre of the site the uses blend and mix in three buildings (A, B & G) with commercial uses to the ground floor and residential above. Two large courtyard urban blocks, composed of three residential buildings (H, I & J), each enclose generous landscaped courtyards. The breaks in each courtyard ‘block’ allow light to penetrate each rear shared space and also afford glimpsed views from the street into the courtyard, and from the courtyard into the street.
Building uses - Basements
Two separate basements are proposed for the Site to ensure the creation of a high quality public realm, with streets providing pedestrian and cycle priority, and to ensure that cars do not dominate the environment.
The eastern basement is a mix of commercial and residential car parking with direct access from the residential cores of buildings A, B and G, and a dedicated commercial car park access core connecting visitors directly with the Town Square and commercial uses above. The residential and commercial car parking spaces have been carefully designed to separate the visitors from the residents. The eastern basement contains the following uses: • Residents’ Facilities • Residential cores with associated cycle and refuse stores • Lower floor of the Energy Centre • Mechanical and electrical plant rooms
The western basement is allocated for residential car parking only with direct access from the residential cores of buildings H and I. The western basement contains the following uses: • Residential cores with associated cycle and refuse stores • Mechanical and electrical plant rooms • Central refuse store
Scale
The Phase B site offers a significant opportunity within the Southall Waterside masterplan site to create a new mixed use centre. However, the entrance to the site from the east is constrained and the development itself must negotiate a shift in character and scale, from the low rise residential streets to the north, to the railway line and industrial buildings to the south. In addition, CAA height restrictions limit overall building heights across the site and the gas easement running parallel to the railway line along the southern boundary also restricts the building footprints and positioning along this edge. The Outline Consent reflects these constraints and this RMA proposal sits within its parameters.
The Phase B proposals have been designed to respect and respond to the existing scale and massing of the 2 storey residential buildings to the north and the collection of buildings, including the 7 storey Water Tower, located between the Eastern Gateway and the Phase B site. The proposed buildings would transition from 2 storeys up to 20 storeys in the centre of the site between the Town Square and the Central Park. The proposed buildings along the eastern and northern boundaries adjacent to existing buildings would be 1-2 storeys high.
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Around the Town Square the proposed building heights vary from between 2 and 20 storeys to create variety and drama around the main public space: to the north and south between 5-6 storeys, to the east 2 large commercial storeys of the cinema and at the junction of the Central Park and the Town Square a slender 20 storey tower is created acting as a local landmark and creating long views in all directions.
Buildings H & I front onto the Central Park, and would both be 8 storeys in with set back articulated roof lines. Building I rises to 10 storeys at the western boundary of the site. Along the Southern Fringe adjacent to the railway the residential buildings rise from 6 to 14 storeys creating three marker towers, each highlighting the corner of the Cross Streets. The six storey buildings line the Cross Streets to create a more domestic scale of a traditional London street.
The commercial buildings to the centre and east of the site range from 2 - 9 storeys. The hotel, Building E, acts as a marker and ‘backstop’ in Arrival square and will be visible from the new Crossrail Station.
The maximum and minimum height parameters for buildings are set by the approved Outline Consent plot vertical parameter plan approved in 2017. The proposals for phase B would comply with the height parameters across the development.
Appearance
Four facade strategies have been devised across Phase B to give architectural cohesion to the design and also to create subtle variety and identity to each character area.
1. Vertical and Horizontal • The development is composed of buildings whose forms are considered either primarily horizontal or primarily vertical. • Facade articulation, detailing and treatment will emphasise these vertical and horizontal qualities. • Where vertical and horizontal elements meet at The Straight, the contrast between these façades is celebrated as they are knitted together.
2. Primary and Secondary
• Buildings across the scheme are designated as primary or secondary based upon their relationship with public space and vehicular and pedestrian circulation routes. • Where they face onto primary routes, both commercial and residential buildings have double order bays. • Along secondary routes, single order bays reflect the domestic nature of the relationship between building and public realm. • Building A responds to its critical position in Phase B with a double height colonnade, highlighting its civic importance, that addresses both the linear park and the Town Square.
3. Civic and Intimate
• Buildings will reflect their role in defining the civic and public nature of Southall Waterside. • At high level, prominent buildings will make a civic gesture, emphasising the relationship with the local neighbourhood and Southall’s status as a destination. • The civic nature of commercial and other important buildings will be expressed through articulation of facade and material use.
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• At street level, scale and detailing buildings will respond to the human form in a way that residents and passers-by can appreciate.
4. Prominence and Protection • Depending on its location within the scheme, each building elevation has a requirement for prominence or protection relating to privacy and environmental conditions. • South facing dwellings utilise recessed balconies to protect from overheating. • East and west facing dwellings on public streets, as well as north facing dwellings utilise projecting balconies to increase internal daylight levels. • Within courtyards, recessed balconies increase privacy for residents.
Design Concept
Phase B is shaped both by the smaller-scale neighbouring domestic residential buildings and the historic large-scale, industrial infrastructure which once stood on the site, and still exists to the south of the site. These contrasting influences are expressed through the material palette across the entire Phase B site, both within the architectural components and the landscape.
Industrial Influences
Phase B is the ‘Commercial Hub’ of the masterplan with the office buildings, hotel, cinema, retail and restaurants located at its heart, which are the industry of today. The industrial influence moves from east to west and south to north across the Site, with the design and material choices of the buildings to the south and the west influenced by the industrial aesthetic, with elements of pre-cast concrete, corten steel and laser cut decorative metal work. The Gas Holders that were once the dominant feature of the Site have been the inspiration for a motif which will be used in architectural components such as - service doors, screens and metalwork within the landscape - gates, railings, energy centre enclosures and bin store enclosures.
Domestic Influences
The domestic influence comes from the north of the site with the buildings located to the north west influenced by domestic design and material choices. This is reflected with the introduction of domestic window sizes. The domestic influence moves south through the site with buildings facing onto the Central Park and the Courtyards.
Materials
A refined yet limited material palette has been selected for the Site, to give the new neighbourhood character and identity with cohesion. The palette attempts to draw upon the site’s industrial past, as well as the more domestic context to the north.
Materials reflect the different building uses and civic hierarchy. Landmark buildings such as the cinema and residential tower utilise more ‘civic’ materials, such as pre-cast concrete cladding and corten metal cladding. The residential buildings utilise a more domestic material such as brick, with elements of metal cladding, pre-cast concrete and tiles used to highlight core entries and key moments to the top floors. Three different brick colours are proposed according to where in the neighbourhood a building is located.
1. Building A tower and the cinema buildings would utilise ‘civic’ materials to emphasise their position at the heart of the Site and their location on the primary pedestrian route
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through the site. Materials have been chosen to contrast yet compliment each other, with the pre-cast concrete cladding to the tower and corten cladding to the cinema.
2. Buildings C, D & E materials have been chosen to address their important location at the entrance to the site on the Arrival Square. The hotel would be predominantly clad in brick, carefully chosen to compliment the existing red brick local landmark Water Tower. Building C would be metal clad with generous glazing whilst Building D would be predominately brick with metal cladding.
3. Buildings B & G to the north and south of the Town Square would be clad in a light buff brick colour, carefully selected to compliment the civic materials of both the Building A tower and the cinema. Each building would have a ground and first floor base of pre-cast concrete and metal cladding to signify their important civic positions.
4. Buildings facing onto the Central Park would be clad in a white brick with a two storey metal clad base and two storey metal clad top to emphasise the prominent location on the primary route to the rest of the Southall Waterside development.
5. The buildings facing onto the cross street character areas are a combination of the light buff brick to the lower 6 storey building elements and a complimentary dark brick to the taller building elements the 14 storey ‘marker towers’.
6. Marker towers and lower building alternate brick colour to add interest to the Southern Fringe character area and the providing a bold statement from longer views around the site.
Fenestration and Balcony Strategy
Residential Fenestration
Windows would be sized and positioned to create aesthetically balanced and pleasing elevations, whilst balancing the need to provide adequate daylight/sunlight without risk of overheating in the summer months.
The window sizes for different room types have been considered to create a clear window hierarchy strategy throughout Phase B, with large full height triple windows, divided into 3 panes (triple), to all open plan living/ dining/ kitchen rooms. The master bedroom windows would be full height and 2/3 the width (double), with two panes of glass. The second and/ or third bedrooms would be full height and 1/3 the width (single) with one pane. The window types have been kept to a minimum to create uniformity across Phase B and also for economies of scale.
There are two different family of windows in the Proposed Development that adhere to the window heirachy above and are coordinated to work with brick dimensions: • Windows to Buildings A, G, H, I & J - window size and design found on all buildings south of the Town Square, including building A. • Windows to Buildings B - larger windows to work with the design of the building's facade. To maintain a slender and elegant horizontal pre cast concrete band a small spandrel panel is added above the windows. Windows would be an aluminium and timber composite window system and the window frames would have 3 different colours to compliment each brick type.
Balcony Strategy
There are a variety of different balcony types that have been designed to respond to different orientation, outlook and environmental conditions across the Site. The balconies
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would be a mixture of recessed and projecting types which help define the character areas within Phase B. Recessed balconies would be located to the south facing façades and courtyard façades, to offer protection from overheating and provide increased privacy. Stacked projecting balconies would be generally located on east and west facing façades, facing onto the Cross Streets and staggered projecting balconies would be proposed to the ‘primary’ north facing façades overlooking the Central Park, allowing good daylight levels into the dwellings and creating dynamic and interesting façades to the primary route through the site.
Façade Composition and Design
Defining Characteristics
The tallest building proposed on Phase B is Building A which would be part 18/part 20 storeys. Building A would be located at the important junction between the Town Square and the Central Park and as such would be identified as a ‘civic building’ in the facade strategies. The tall vertical nature of the building is emphasised by breaking the building into two separate vertical volumes connected by a glazed internal communal corridor, helping to reduce the mass of the building to create an elegant and slender building. The verticality of the building is further enhanced through the use of prominent vertical fins and full height windows on the east and west façades. A material selection of pre-cast concrete and metal cladding has been selected to complement the varied buildings surrounding the Town Square.
Projecting bays are proposed to the south and north façades to provide activity and to add interest whilst creating excellent views from within the homes. The projecting bays located on the south facade stagger up the building and those located on the north facade are stacked vertically. These bays are clustered in groups over three and four storeys and are topped with small balconies.
Building Top
Prominent corners are created to the four corners at the top of the building. Large glass and concrete projecting bays are prosed to the top three storeys to allow for views out as well as providing visual interest from afar. The corners are defined by the use of large glazed balustrades, Juliet balconies and metal cladding. Pre-cast clad fins that return over the roof are another important feature at the top of the building, further emphasising the vertical nature of the building.
Building Base
The tower is located on the primary vehicular and pedestrian routes through the site, as such the base of the building has a two storey double order to emphasise the civic nature of the building. Colonnades to the north and south façades at the base continue this civic ‘feel’, as well as highlight the important residents’ facilities, connecting the square to the Central Park. A transparent and glazed base has been designed to encourage views through the building - providing an important visual link between the Town Square and the Central Park. Two entrances are created by opening a two bay portal in the vertical grid.
Town Square - Buildings B & G
Building B & G are mixed use buildings with retail and restaurants to the ground floor and residential above. They are located in the Town Square character area to the south and north sides of the Town Square. As they are located on the primary east west pedestrian route they have a two storey base of non residential to the ground floor and residential on the first
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floor, which are grouped together and expressed with pre cast concrete frames, metal cladding and awnings.
The buildings are relatively low and linear which is emphasised through horizontal facade treatments and articulation. A light buff brick has been selected as predominant material to compliment the varied material palette of the Town Square, with the adjacent cinema and the building A tower to the east and west.
The two buildings have different balcony types in response to facade their differing facade orientation, with deep recessed balconies to the south facade of Building B and staggered projecting balconies to the north facade of Building G.
Retail Street - Building C
Proposed Scale and Appearance
The building is two storeys high and serves as a transition block between the larger scale of the hotel and the cinema to the south and the smaller domestic scale of the residential terraces to the north.
The building’s character recalls the industrial nature of the former Southall Gasworks, utilising expressions of exposed steel and engineering details with planar glass to create a refined contemporary elevation reminiscent of a converted industrial warehouse.
The building is designed on an 8 metre grid for retail function and flexibility with beams spanning over the column-free floor plates. At each gridline, the full height major steel frame, including webs and flanges, are expressed to create a regular rhythm when viewed along the length of the 100m façade. Each bay is then further subdivided into two by minor frames which articulate and frame the ground floor shopfronts. The retail frontages are infilled with structural glazing and glass doorways sitting underneath fascia signage bands. The visual prominence of the major and minor frames allows for flexibility and variation in the shopfront proportions without inhibiting the architectural composition. The upper levels are infilled with horizontal profile curtain walling modules, the upper panel obscured with a ceramic fritted pattern where glass covers the roof slab. The industrial quality is further emphasised by incorporating metal louvers to the edges of each high level bay for providing natural ventilation to the offices. The east and the west elevations incorporate projecting glass bays adding visual points of interest and connectivity to the two public squares at either end of the building.
The north elevation is a simple metal cladding with robust brick base. The expressed major metal frame continues along the length breaking up the horizontality and providing order to the secondary façade.
Arrival Square - Building D
The position of Building D provides an important marker to the eastern side of the Arrival Square and as such has a prominent north west façade when viewed from the Link. The massing of the building is determined by the key geometries of the site, such as the existing gas easement, the adjacency to the Retail Street, the taxi rank located off The Straight and boundary to the east. The buildings height has a direct relationship with Building C located on the north western edge of the Arrival Square. The building is predominately clad in the dark brick with elements of metal cladding in the same colour as Building C. A large canopy is proposed to wrap around the west and south facades, which intersects the ground and first floor and provides a large covered external area.
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Arrival Square - Building E
Proposed Scale and Appearance
The hotel building forms a backdrop to Arrival Square and is one of the first major buildings to be encountered when approaching the site from the Eastern Gateway. The design has been influenced by the Victorian Water tower which sits to the east. The proposed expressed brick grid is a direct visual reference to the water tower and is intended to connect the two buildings.
The upper levels of the hotel are based on volumetric modular construction providing an efficent building layout and quicker assembly on site. Each room module is externally expressed with dark aluminium cladding panels recessed into the light buff brickwork. The position on the ventilation grilles are staggered in order to provide a visual point of interest acress the facade. The windows at the top two floors are coupled in order to visually diminish the building height.
Building F
Proposed Scale and Appearance
Building F elevations have been articulated with three distinctively different cladding zones. The retail shopfront bays are proposed to be framed in reconstituted stone, the upper levels of the cinema cladded in weathering steel and the roof parapet and plant area surrounded with Reglit glass screen. This design will reduce the bulkiness of the structure and enhances the retail experience at street level. Both the weathering steel and the reconstituted stone connect with the industrial past of the site and respond well to the surrounding context. The cinema entrance facing the main square will be expressed using reconstituted stone colonade connecting with the formal architectural treatment of Building A.
The overall massing of the building has been influenced by the internal requirements for a ten screen cinema. The main cinema floorplate is elevated to the first floor to allow for other uses to activate the ground plane. As a result, the overall building height is dictated by the height of the cinema auditoria. The smaller screens have been located to the North end of the building, keeping the height of the building along the Retail Street as low as possible. The three larger auditoria are situated on the South side of the building, stepping up the higher roof volume against the taller office building. All of the main cinema and foodstore plant equipment is located on the lower roof surrounded by a 3m high architectural screen.
Provision for tenant signage is made on the building facade. For the retail units, the dedicated signage zone is above the shopfronts within the glazed/ louvered area. For the cinema, the main signage would sit above the entrance within the illuminated Reglit wall. All shopfronts design will be subject to a future and separate application.
Central Park - Buildings H & I
The north façades of building I (core I2) and building H (cores H1 & H2) are located in the Central Park character area with views directly over the Central Park. The façades are located on a primary route through the Site and as such are considered primary façades within Phase B. Following the facade strategies the base of the buildings reflects their position on a primary route with the ground and first floor grouped together to reflect the prominent civic nature of their position. A strong grid is employed across the facade with a primary white brick grid, large window openings and staggered projecting balconies.
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Windows alternate between fully glazed and 2/3 glazed with vertical metal spandrel panel to create articulation and visual interest. Additional visual interest is created with an articulated roof line with the top two floors expressed with set backs and metal cladding.
Cross Streets - Buildings G, H & I
The east and west street facing façades of buildings G, H & I are located in the Cross Streets character area. The façades onto this character area are either lower linear buildings of six storeys emphasised through horizontal facade treatments and articulation or taller fourteen storey ‘Marker Towers’ buildings up to fourteen storeys emphasised through vertical facade treatment and articulation. Where vertical and horizontal elements meet the contrast between these façades is celebrated as they are knitted together.
The different height building elements are characterised with contrasting material selection. The lower six storey buildings are clad in a light buff brick with umbra grey (RAL 7022) metal work to contrast with the brick. The taller fourteen storey buildings are clad in dark grey multi brick with contrasting black grey (RAL 7021) metal work. A consistent stacked projecting balcony is proposed to tie the façades together along the building frontage, whilst activating the street frontage.
The façades within this character area are located along primary and secondary routes, with the bases of the each façade responding to there position with either a two storey base or one storey base depending on which route they are located.
The Straight - Buildings G, H, I & J
The south facing street façades of buildings G, H, I & J are located in The Straight character area. The façades are either lower buildings of six storeys or taller vertical buildings, known as the ‘Marker Towers’, up to fourteen storeys.
The different height building elements are characterised with contrasting material selection. The lower six storey buildings are clad in a light buff brick with umbra grey (RAL 7022) metal work to contrast with the brick. The taller fourteen storey buildings are clad in dark grey multi brick with contrasting black grey (RAL 7021) metal work. Marker Towers and lower building alternate between brick colours to add interest to the character area and provide a bold statement from longer views from the busy railway line to the south.
There are a number of unique features to the façades within this character area to reflect their prominent and exposed location on the Site. Deep recessed balconies are proposed to provide privacy from the railway line and protection from overheating because of their southern orientation.
Each of the three Marker Towers has a ‘Prominent Corner’ located on the top three storeys of the south east corner. These are designed to allow for long views from within the dwellings and to provide visual interest from afar. The brick pier has been removed and glazed balustrades are used in lieu of vertical railings.
Courtyards - Buildings G, H, & I
The east and west courtyard facing façades of buildings G, H & I are located in the Courtyards character area. The façades onto this character area are the same as the Cross Street character area with the exception of the balcony treatment. The courtyard façades are characterised with recessed balconies with glazed balustrades to provide a good balance of privacy and daylight levels.
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Landscape
The Landscape and Public Realm approach for the overall site describes a journey from the vibrant urban streetscape of the town centre and Southall station (east of site) to a soft and naturalistic environment influenced by the character of the Minet Country Park (west of site). This transition is expressed by a proposed green infrastructure and a new pedestrian corridor that flows through the heart of the development, connecting to the Minet Country Park and the adjacent Grand Union Canal.
The landscape masterplan concept is based on a number of themes, which include: • The flow of water from east to west. Bringing multiple benefits to life across the site. • Creating a multi-functional Green Infrastructure. • Establishing an integrated and holistic approach to biodiversity and wildlife through the creation of connective habitats with a significant biodiversity net gain. • Developing a network of high quality and multi-functional open spaces and unlocking existing open spaces including the Minet Country Park. • Improvements to health and well-being by creating walkable, playable, inclusive and engaging places for all. • Increasing connectivity to the canal, adjacent open space, residential areas and the Minet Country Park. • Ensuring the new community is permeable and accessible to the wider Southall community and natural surroundings. • Improve access to the Grand Union Canal and Minet Country Park, to help reduce the area of deficiency in access to nature.
Landscape Strategy: Phase B
The Flow
‘The Flow’ is a new journey which begins in the urban East, with the Cross Rail Station, South Road and High Road, completing in the West, with the Minet Country Park bordered by the Grand Union Canal. The concept for Southall Waterside is the natural flow from urban through sub-urban to rural. The flow is reinforced in the masterplan building layouts and generates character through a series of parks and open spaces. The site’s open spaces provide the backbone for The Flow creating a link through and around the site.
The Flow brings forth water in multiple forms, delivering benefits to the quality of life across the site by creating biodiverse habitats, providing ambient cooling, sustainable drainage and play. The Flow celebrates movement across the site, reinforced in the public realm by spaces and moving water. The source of the Flow is at South Road opposite the Cross Rail Station with its destination at Yeading Brook located within the Minet Country Park to the west.
The Flow changes character throughout the site - emerging from stepped landscape terraces at the Eastern Gateway, it provides a cue for the route to the historic water tower and beyond to the canal. As you move though the Eastern Gateway, The Flow is accessible, with playful rock pools reflecting their surroundings, the gardens and spaces. Leading into the Phase B commercial hub, where water continues to flow through the retail street as a channel with bubblers creating noise and animation. This also includes simple bridges and areas to dwell leading to the civic Town Square.
The Town Square would host an array of fountains, incorporating dancing and performing water. The journey continues to Central Park where a wider river for contemplation and reflection. Central Park itself creates a series of linked multi-use parkland spaces which
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evolve to areas of ecological wetland providing access to the Grand Union Canal and beyond to Minet Country Park.
Creating a Hierarchy of Spaces the Phase B landscape and public realm approach encourages permeability throughout the length and breadth of the site; linking the existing and new communities through its parks and routes to spaces beyond, this being the Minet Country Park and the Grand Union Canal.
The public realm creates routes and spaces for a variety of uses throughout the seasons. These uses vary from simple dwell spaces, places for people to sit, rest and enjoy the surroundings. Most of the larger spaces have multiple uses, some of these will be managed, Town Square for example, is able to host concerts, exhibitions, launch events and specialist markets, over and above its fountain display. Many of the spaces will be curated with events throughout the calendar year.
The journey from the East, beginning at the Eastern Gateway and past the historic water tower leads to the Arrival Square, leading through the Retail Street to Town Square as described by the different character:
Commercial Character • Arrival Square • Retail Street • Town Square Residential Character • Courtyard A • Courtyard B • Courtyard C (Podium Level) • Roof Garden Southern Fringe • Commercial car park • Residential Visitor car park
Movement & Circulation
The proposed street network is structured around a legible framework of routes which connect Southall Waterside with the existing movement network allowing vehicles, cyclists and pedestrians to move easily through the site and into the surrounding context.
A new vehicular, cycle and pedestrian route will connect the eastern and western most points of the site to create a strategic route through Phase B as part of a site wide strategic route. Along this new strategic route there are opportunities to create a series of hubs as areas of focused activity for mixed uses.
The listed Water Tower at the eastern end of the site is a local landmark, particularly visible from the railway. The existing undeveloped nature of the site provides the opportunity to create vistas and views towards the building to celebrate its history and character.
A hierarchy of streets is proposed to distribute movement throughout the site. A spine road runs from the west of the site and connects to The Straight, creating a strong connection to the Eastern Gateway and Southall town centre.
A series of secondary streets proposed include The Straight, which runs along the railway boundary serving the neighbourhood and providing a more direct, alternative route to
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service the commercial hub. The street will be designed to deflect horizontally and reduce speeds along this edge.
The tertiary streets serve the proposed residential buildings, providing access to parking areas. These streets will be low grade routes with narrow carriageways. A safe and attractive shared environment shall be created to define key areas and create home zone environments.
Landscape Constraints
There are four main constraints on the site: • Gas Easement - Existing gas main • Gas Governor • Structural Slab - Part of the development • Utilities The existing gas main that runs through the site has an easement on both sides, which creates restrictions in use of space, planting types / depths, as well as restricts the types of activities. It is important to note that uses over the gas easement zone are limited by the HSE and this includes the installation of any play equipment. The Commercial and Residential areas are constrained by the underground car park structural slabs that sit underneath. This has constrained the size and type of planting and has had an impact on water feature design.
OPEN SPACE AND PLAY STRATEGY
The open space framework provides for a wide variety of open space typologies, from the large scale formality of Central Park to the more informal Minet waterside, sequences of predominantly hard landscape public plazas and smaller, incidental soft landscape areas throughout the scheme. The S.73 Application (revised masterplan) set out the total area of open space and 2.5 hectares play space provided in the masterplan, which is in line with the consented scheme. The 2.5 hectares play space would be provided in the following manner and breakdown:
Masterplan site Playspace quantum
Age Group Area (Sq.m) 0-5 years (Doorstep Play) 3,900 (0.39 Hectares) 5-11 years/all ages (Local/Neighbourhood 7,600 (0.76 Hectares) Playable Space) 12+ years (Youth Space) 13,500 (1.35 Hectares) TOTAL 25,000 (2.5 Hectares)
Phase B playsapce quantum:
Age Group Area (Sq.m) Location 0-5 years 820 Within Development Plot 5-11 years/all ages 570 Central Park 12+ years 410 Southall Wetlands
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Within the Phase B application Youth play requirements will be served by the Waterside Park. The Central Park is proposed to provide multiple opportunities for natural and improvised play by locating features or signs coming off the main pathways. Features would include stepping boulders, water features and timber play equipment. Most play areas are located within the communal courtyards and podium garden that sit within the residential buildings. These areas would be readily accessible and would incorporate engaging play features for the under 5s to play unsupervised.
Building A (the tower to the west of the Town Square) is considered a different typology to the other residential buildings in Phase B which are typically perimeter buildings with private communal courtyards. In comparison, Building A is a tall building in a commercial location and therefore it is appropriate to meet the play requirements in a more flexible manner. Building A requirements would be catered for by the Town Square which is immediately accessible from the building.
The urban design elements of the scheme as they relate to the relevant development plan policies listed above would accord with those policies and build upon the approved masterplan demonstrating a high quality residential scheme.
Design internal and external amenities
Policies 3.3, 3.4, 3.5, 3.6, 3.8, 7.1, 7.2, 7.6 of the London Plan; Policies 3.5 and 7B of the adopted Ealing Development Management DPD; Policy SOU5 of the adopted Ealing Development Sites DPD and the NPPF comprise the relevant development plan polices to assess the quality of the proposed residential accommodation.
The proposed density of this Phase would be 61 dwellings per acre (151 dwellings per hectare); 140 habitable rooms per acre (347 habitable rooms per hectare). The site has a PTAL of 3 and its density would accord with the sustainable residential quality density matrix (urban) as set out in the London Plan.
Phase B Residential Density
Setting PTAL Standard hr/ha and Proposed hr/ha and u/ha for 2.7-3.0 u/ha hr/unit Urban 2 to 3 200-450 hr/ha and 347 hr/ha and 151 70-170 u/ha u/ha
The internal space of the proposed dwellings (studios/suites, 1 bed, 2 beds, 3 beds and 4 beds) would comply with the London Plan standards. The dwellings would also comply with lifetimes homes standards and there would be 11.71% wheelchair housing across tenures to meet London Plan and Ealing planning policies. Each dwelling would have its own private amenity space either by way of a terrace, balcony and/or roof terrace all accessed from the living areas with communal courtyards for additional amenity (buildings B, G, H, J and I), Building A’s amenity is augmented by the use the Town Square. Additionally, all residents would have ready access to the Central Park. The scheme has also been designed to meet secured by design standards.
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Internal and external amenity space
Adopted Adopted Proposed Proposed minimum standard minimum minimum standard private amenity internal Sqm private amenity internal Sqm 5 sqm per 1-2 Sqm person unit plus 1 sqm for each additional occupant Studio/Suite 37/39 5 sqm 37/39 5 1B 2P 50 5 sqm 50 5 2B (3/4) 61/70 6sqm/7sqm 61/70 6/7 3B (5/6) 86/95 8sqm/9sqm 96 8 4B (6/7) 99/108 9sqm/10sqm 115 9/10
There will be a variety of dwelling types within Phase B ranging from studios up to four bed family homes. All dwellings will be accessed from a core which provides both lift and stair access to all floors and, where applicable, down to the basement. The cores will be accessed from the street and also provide access to parking courts or landscaped courtyards. The scheme has full regard to the Mayor’s Housing SPG when designing the amount of dwellings accessed off a core and maximising dual aspect and east-west facing dwellings whilst minimising single aspect north facing homes.
On balance, the internal and external design elements of the scheme would accord with the development plan policies and as such would ensure an acceptable level of residential amenity is delivered at this second phase of development.
Impact on amenity of neighbouring properties
Policies 3.2, 3.5, 3.7, 7.1, 7.3, 7.4, 7.5, 7.6, 7.7 of the London Plan; Policy SOU5 of the adopted Ealing Development Sites DPD; Policy 7B of the adopted Ealing Development Management DPD and the NPPF are the key development plan policies used to assess the potential impact of the new buildings on the neighbouring properties in Grange Road, Lewis Road and the adjoining Water Tower development. In addition there are the newly constructed Phase A dwellings.
The nearest buildings (directly facing rear to rear) to existing residential properties would be Building C (a 2 storey commercial block which is primarily retail with rear to rear distances of between 21 and 27.5 metres to the south of Nos 32 to 58 Grange Road); Block D (single storey A3 unit with rear to rear distances of 20 metres to the west of the residential cottages at the Water Tower site.
Building B (a part 5/part 6 storey mixed use A3/A1 Retail/Estate management on ground floor and residential upper floors with rear to side elevations distance of 20 metres south of No. 28 Grange Road; 18 metres distant to the south of the side elevation of Block C of
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Phase A; 20 metres distant between its western elevation and the eastern elevation of Block G of Phase A.
A sunlight, daylight and overshadowing assessment report has also been submitted in support of the application to assess the potential impact of the development on existing residential properties in Grange Road, Lewis Road and the properties in Phase A. The assessment demonstrates that there will be no material worsening from the proposal and that in many instances the neighbouring residential occupants would experience a betterment in the amount of daylight and sunlight received.
As such, the scheme would have an acceptable impact on neighbouring properties and accord with the relevant development plan policies used to assess this element of the scheme.
Affordable Housing provision
Policies 3.8, 3.9, 3.10, 3.11, 3.12, 3.13, 3.15 and 7.1 of the London Plan; Policies 1.2 and 2.8 of the adopted Ealing Development (or Core) Strategy DPD; Policy 3A of the adopted Ealing Development Management DPD; Policy SOU5 of the adopted Ealing Development Sites DPD and the NPPF are the key policies used to assess the affordable housing provision within Phase B.
Phase B proposes the delivery of 146 affordable homes comprising 106 affordable rented homes (1 x studio, 19 x 1 bed, 51 x 2 beds, 27 x 3 beds and 8 x 4 beds) and 40 shared ownership homes (6 x studios, 15 x 1 bed, 18 x 2 beds and 1 x 3 beds). There would be 751 open market homes comprising 205 x studios/suites, 248 x 1 bed, 272 x 2 beds and 26 x 3 beds. There would be 16% affordable housing provision in terms of dwellings which would increase to 21.23% as regards habitable rooms. The approved Phase A has delivered 304 affordable dwellings out of the 623 dwellings. The original consent of the masterplan scheme ensures 30% residential floorspace will deliver affordable housing. Below is a table that shows the running total of the housing that has been approved and is being delivered through Phases A and B:
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Affordable Housing Running Total
Phase Dwellings Private Affordable Shared Social Affordable total Sqm dwellings dwellings Ownership rented housing GEA/Nos Sqm GEA/ Sqm Dwelling dwelling split 50/50 Nos and GEA/Nos Nos and Nos and Sqm % and % % % GEA/Nos
Total 320,000 224,000 96,000 48,000 48,000 Dwellings (70%) (30%) (50%) (50%) Provision Sqm GEA
Total 3,750 2,625 1,125 563 (50%) 562 (50%) Dwellings (70%) (30%) Provision Nos.
Phase A 49,610 23,945 25,665 13,324 12,341 52/48 Dwellings (48%) (52%) (52%) (48%) Sqm GEA
Phase A 623 319 (51%) 304 (49%) 184 (61%) 120 (39%) 61/39 Dwellings Nos.
Phase B 88,922 72,465 16,457 4,627 11,830 28/72 Dwellings (81.5%) (18.5%) (28%) (72%) Sqm GEA
Phase B 897 751 146 40 (27%) 106 (73) 27/73 Dwellings (83.7%) (16.3%) Nos
Balance 181,468 127,590 53,878 30,049 23,829 56/44 Remaining (70.3%) (29.7%) (55.8%) (44.2%) Sqm GEA
Balance 2,230 1,555 675 339 336 50/50 Remaining (69.7%) (30.3%) (50.2%) (49.8%) Dwelling Nos.
The agreed maximum rental level for the affordable rented accommodation is that it cannot exceed the lower of 80% of market rent or the Local Housing Allowance for each unit size
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and this includes all eligible service charges. In the context of bringing forward a significant quantum of commercial floorspace to extend the attractiveness and to augment the use of Southall town centre in terms of employment, retail and leisure uses and the early delivery of some 48/52 affordable/open market split at Phase A, the scheme is considered to deliver an acceptable quantum of affordable housing with a significant quantum of affordable rented accommodation to meet spatial planning priorities and would accord with the relevant development plan policies.
Highways, Transport and parking
Policies 6.1, 6.3, 6.7, 6.9, 6.10, 6.12, 6.13 of the London Plan; Policies 1.1 and 1.2 of the adopted Ealing Development (or Core) Strategy DPD; Policy 6.13 of the adopted Ealing Development Management DPD; Policy SOU5 of the adopted Ealing Development Sites DPD and the NPPF are the key policies used to assess the highways, transport and parking provision within Phase B.
The proposals are consistent with the broad parameters of the consented masterplan scheme approved in October 2017 and as such the proposed scheme is acceptable in principle.
Car Parking
Condition 9 of the Outline Consent sets out the maximum parking provision across the whole site. For residential parking a maximum of 0.7 spaces per unit across the site is permitted. For non- residential uses a maximum of 950 spaces were permitted across the development.
A total of 300 residential car parking spaces are proposed for Phase B which equates to a parking ratio of 0.33 spaces per unit. Of these, 220 spaces will be allocated to residents, 29 spaces are being provided as accessible spaces, 45 for visitors and 6 as accessible visitor spaces. In addition 2 car club spaces are proposed. The bulk of these spaces are located in the east and west basements.
A total of 426 commercial spaces are provided including 26 accessible ones. This is within the maximum permitted under the outline consent and reflects the location’s proximity to Southall Station( with cross rail due shortly) and Southall Town Centre. They also accord with the maximum permitted under the current as well as the emerging London Plan. Electric charging points are required in accordance with London Plan standards.
A total of 126 Motor Cycle Parking spaces are proposed. A total of 1,462 cycle spaces are provided including 1,354 for residential. The majority of the secure residential cycle parking stores are located in the basements.
Trip Generation
The impact of trip generation on the highway network and the off site highway mitigation required were secured under the outline consent.
On Site Highway Works
Tracking diagrams for buses and articulated lorries were provided demonstrating satisfactory manoeuvring in and around the on site highways. A stage 1 safety audit has been carried with a satisfactory designer’s response to any issues arising. Stages 2, 3 and 4 of the safety audit would be required. For highways that may be offered for adoption these can be secured under Section 38 of the Highways Act, 1980. In the absence,
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currently, of an undertaking to offer these highways for adoption they ought to be secured by Condition.
There was concern expressed by officers that the electric charging and passive car parking facilities do not comply with the current London Plan. This matter is however dealt with by condition 9 of the substantive outline permission.
Recommendation:
Transport would raise no objection to the proposal.
Informative:
The applicant shall be liable for the cost of repairing any damage to the public highway directly resulting from the construction work.
The transport, highways and parking elements of the scheme are considered to generally accord with the relevant development plan policies and as such are acceptable.
Environmental Health
Key development plan policies used to assess the environmental impact of the scheme would include 5.21, 7.14 and 7.15 in the London Plan; Policies 1.1, 2.1 and 2.8 of the adopted Ealing Development (or Core) Strategy DPD; Policies 5.21 and 7A of the adopted Ealing Development Management DPD; Policy SOU5 of the adopted Ealing Development Sites DPD and the NPPF.
The substantive planning permission includes the relevant conditions to protect the environment and the amenities of existing and future residents as regards remediation, noise, vibration and air quality. The remediation of the site has been largely carried out and will be completed by Summer 2019. Phase B is proposed to include the energy centre and the proposed dwellings and commercial uses will be linked to the facility.
As such, the application would accord with the above policies and is considered to be acceptable as regards environmental health matters. A condition requiring further design work to ensure that rooms are properly stacked has been agreed with the applicant and is included within the permission notice.
Section 106 Planning Obligations
The application proposal does not provide any additional development that requires mitigation outside of the clauses of the extant Section 106 planning obligations and as such, no additional clauses are recommended by way of a deed of variation or separate unilateral undertaking.
Community Infrastructure Levy
The Mayor’s Community Infrastructure Levy (CIL) was adopted on 01/04/2012 post the 2010 planning permission. This has introduced a charging system within Ealing of £35 per sqm of gross internal area (GIA) to be paid to the GLA. The application does not increase the amount of development and as such there remains no requirement to pay CIL.
Conclusion
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This planning application seeks permission for the approval of reserved matters in respect of the second phase of development (Phase B) as required under condition 2 of planning permission reference 171562VAR dated 16th October 2017 dealing with the matters of layout, scale, appearance and landscaping. Phase B seeks to deliver 897 new homes (market and affordable) and circa 17,000 sqm of commercial floor space with associated amenity space, public realm, car, motorcycle and cycle parking.
The key elements of the scheme as they relate to urban design, residential amenity quality, impact on neighbouring residential occupiers in Grange and Lewis Roads and in the dwellings in Phase A, affordable housing provision, extension and augmentation of the Southall town centre with the provision of the commercial floor space, highways, transport, parking, environmental health, Section 106 and Community Infrastructure Levy matters have had their merits assessed in accordance with the development plan policies and any other material planning considerations. There have been no objections from third parties.
It is therefore recommended that planning permission be Approved for the reserved matters application for Phase B subject to conditions.
Human Rights Act:
In making your decision, you should be aware of and take into account any implications that may arise from the Human Rights Act 1998. Under the Act, it is unlawful for a public authority such as the London Borough of Ealing to act in a manner, which is incompatible with the European Convention on Human Rights.
You are referred specifically to Article 8 (right to respect for private and family life), Article 1 of the First Protocol (protection of property). It is not considered that the recommendation for approval of the grant of permission in this case interferes with local residents’ right to respect for their private and family life, home and correspondence, except insofar as it is necessary to protect the rights and freedoms of others (in this case, the rights of the applicant). The Council is also permitted to control the use of property in accordance with the general interest and the recommendation for approval is considered to be a proportionate response to the submitted application based on the considerations set out in this report.
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